I understand that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when acquiring a property in Formby? or I am told that there is historic law that means some owners of property residing in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in Formby?

Unless a prior purchase of the premises completed after 12 October 2013 you can expect conveyancing practitioners handling conveyancing in Formby to remain encouraging a chancel search and or chancel repair liability policy.

How does conveyancing in Formby differ for newly converted properties?

Most buyers of new build property in Formby contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Formby typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Formby or who has acted in the same development.

I am looking for a leasehold apartment up to £195,000 and found one round the corner in Formby I like with a park and railway links nearby, however it's only got 52 remaining years left on the lease. There is not much else in Formby suitable, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan the remaining unexpired lease term may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

My husband and I are novice buyers - agreed a price, but the property agent informed us that the seller will only move forward if we instruct their chosen solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Formby

It is unlikely the owners are driving this. Should the seller desire ‘a quick sale', alienating a genuine buyer is counter productive. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Formby conveyancing firm - not the ones that will provide their negotiator at the agency a referral fee or hit his conveyancing thresholds demanded by corporate headquarters.

My partner and I hope to buy our first property in Formby. Conveyancing practitioner already appointed. The mortgage adviser pointed out that a survey is not appropriate as the house was only constructed in 1997.

At the very least you should have a Home Buyer's Report. As the premises was constructed over a decade ago the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. The report should highlight any obvious issues and suggest further investigation where relevant. If there are any signs of material issues get a comprehensive Building Survey from the beginning.